If you don't then i think you might look for alternative option which does not involve using (TAHX) Program cause this criteria will be evaluated.

Also, an alternative offer to the seller is her full asking price of $322,000 but at a 3.5 (or lower--how much lower?)

OK seriously...Let me just show you something :And a few leads from a few days ago.This obviously does not include all the phone calls we are getting, nor the alternative ways people contact us after seeing our website...Do you know how much I spent for these leads?

Or, alternatively, to get out of the PMI after a few years? 

Update on the property in Memphis: We went there on Sunday and came back next day on Monday.On Sunday we drove around, talked with neighbors, hired the neighbor cleaning up the yard and cut the grass, found a realtor's sign on the next block, called him and he became our agent.On Monday we went to the City for the hearing (the house was in code violation), extended the grace period from the City, hired anther landscaper we found in Burger King (saw his truck on the parking lot and asked the first guy we thought was the landscaper).

Alternatively, you can go with a portfolio lender and get a refi with the same LTV % as conventional, immediately after fixing up the property and placing a tenant.

Our lender told me it's 10 total, and a smaller local lender said they can only do four, so for us primary plus nine investment properties seems like the max available until I find an alternative.

It will be a major job; but it likely won't fetch a price you want in it's current condition so you need to explore some alternatives.

Alternatively, you can use your own funds to purchase/rehab (Cash, Heloc, etc.) and then use a private lender on the back end to be the bank after the property is stabilized.

Do the collective experience and intelligence of this community have any creative suggestions or alternatives to suggest?